HomeMy WebLinkAbout5B -#EP05-212 & 213 Hickory Shores
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
PLANNING REPORT
AGENDA ITEM:
SUBJECT:
5B
PUBLIC HEARING TO CONSIDER A REQUEST FOR
APPROVAL OF A PLANNED UNIT DEVELOPMENT
PRELIMINARY PLAN AND A PRELIMINARY PLAT
TO BE KNOWN AS HICKORY SHORES
JANE KANSIER, PLANNING DIRECTOR
X YES NO-N/A
--
MARCH 27, 2006
PRESENTER:
PUBLIC HEARING:
DATE:
INTRODUCTION:
This development was originally submitted by a different developer, Giles Properties,
and considered by the Planning Commission at the meeting on December 12, 2005.
There were a number of outstanding issues that needed to be addressed before this
proposal could move forward, so the Planning Commission tabled this item. The
property owners extended the deadline for City action until May 15, 2006. In the
meantime, Tollefson Development has taken over the project, and submitted revised
plans.
Tollefson Development has applied for approval of a development to be known as
Hickory Shores on the property located at on the south side of TH 13 and north and west
of Crystal Lake and Rice Lake. The application includes the following requests:
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat.
The proposal calls for a residential development consisting of 80 single family homes and
38 townhouses, along with parks and trail on a total of 80 acres.
Section 1106.400 of the Zoning ordinance lists the types of uses and standards allowed
under a PUD. The PUD provisions offer maximum flexibility in many areas, including
setbacks, building heights, and so on. The developer is requesting modifications to the
minimum lot area, and the development of private streets for the townhouse portion of
the development. In return, the developer is offering the following:
. 27.44 acres of parkland.
. 6.35 acres of conservation easement covering wooded areas.
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Phone 952.447.4230 / Fax 952.447.4245
. Connection of Ida Circle from the existing Crystal Addition development to
Hickory Shores, which will eliminate an access to TH 13.
. Dedication of a drainage and utility easement for the future construction of the
CSAH 12 and TH 13 intersection.
. Funds for a fishing pier on Crystal Lake.
The following paragraphs outline the physical characteristics of the existing site, the
Comprehensive Plan and zoning designations, and a description of some of the specifics
of the site.
PHYSICAL SITE CHARACTERISTICS:
Total Site Area: The total site consists of 80 acres. The net site area (gross land area
less existing right-of-way, wetlands and bluffs) is 67.62 acres.
Tooo2raohv: This site has a varied topography, with elevations ranging from 998' MSL
at its highest point to 943' MSL at its lowest point. The site also includes 2.97 acres of
bluffs. These steep slopes are located along the north shore of Rice Lake and the south
shore of Crystal Lake.
Ve2etation: There is an existing farmstead on this site. Historically, much of the site
has been used for agricultural purposes; however, the majority of the site is wooded. The
project is subject to the Tree Preservation requirements of the Zoning Ordinance.
Wetlands: There are several wetlands on this site. Wetlands encompass approximately
9.12 acres of the remaining site area.
Access: Access to the site is from 170th Street, off of TH 13, and from Ida Circle. The
plan proposes to establish a full intersection at 170th Street and TH 13. This plan also
eliminates the Ida Circle access at TH 13, and routes this traffic through the proposed
development.
2020 Comorehensive Plan Desi2nation: This property is designated for Urban Low to
Medium Density Residential uses on the 2020 Comprehensive Plan Land Use Map.
Zonin2: The site is presently zoned R -1 (Low Density Residential).
Shoreland: This property is also located within the Shoreland District for Rice Lake and
Crystal Lake, both Natural Environment Lakes. As such, the property is subject to the
Shoreland PUD requirements listed in Section 1104 of the Zoning Ordinance.
PROPOSED PLAN
Lots: The preliminary plat consists of lots for 80 single family homes, and 38 townhome
uni ts.
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Densitv: Density of the development is based on the net area of the site, which is 67.62
acres. There are a total of 118 units proposed, for a density of 1.75 units per acre. This is
consistent with the density in the R -1 district.
Density is also restricted by the Shoreland District. The maximum density permitted is
based on the net area of each tier divided by the minimum lot area (20,000 square feet).
The permitted and proposed density is identified in the following table:
Permitted Density
(# Units)
I Shoreland District Tier 1 83
I Shoreland District Tier 2 41
I Shoreland District Tier 3 13
I Shoreland District Tier 4 1
I TOTAL 138
*(inc1udes 7 units outside of Shoreland District)
Proposed Density
(# Units)
71
31
8
8*
118
Streets: This plan proposes one major through streets and several interior streets, both
public and private. The streets include:
1. Turner Road: This street runs through the entire length of the development from
170th Street on the east to the southwest side of the site. Eventually, this road will be
connected, through the Gold property, to Turner Road in the Maple Glen
developments. Turner Road is designed with a 60' wide right-of-way and a 32' wide
surface.
2. Lakeside Pass: This street is the realigned intersection at TH 13.
3. Four cul-de-sacs are planned to serve the single family homes. These are:
. Hickory Circle, a 900' long cul-de-sac providing access to 20 lots.
. Meadow Court, a 400' long cul-de-sac providing access to 10 lots.
. O'Brien Court, a 900' long cul-de-sac providing access to 17 lots.
. Rice Lake Circle, a 150' long cul-de-sac providing access to 6 lots.
. Ida Circle. This is an extension of the existing Ida Circle east to Turner Road.
This portion of the street provides access to one lot. In order to make this
connection, the developer has purchased an existing vacant lot located at the
southeast intersection of Ida Circle and TH 13.
All of these streets are designed with a 50' wide right-of-way and a 32' wide surface.
4. The townhouse portion of the development is served by private streets, designed with
a 28' width. These include:
. Jackson Crossing, which provides access to 15 units.
. Jackson Curve, which provides access to 23 units.
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Sidewalks/Trails: Trails are a major component of this proposed development. The
object is to provide both an interior trail system, and a trail along the lake shore of both
Crystal Lake and Rice Lake. The trail connections proposed as part of the development
include:
. Trails along the shore line of both lakes. This trail will also connect to the
existing trail in Heritage Landing, creating a linear trail l.2 miles in length from
Panama Avenue to Maple Glen.
. A trail along Turner Drive.
Parks: Parks are another component of this proposal. The plan includes 27.44 acres of
land which will be dedicated to the City. Of this land, 15.53 acres are the strip located
along the shoreline. The remaining 11.25 acres is located on the west side of the site.
This area is part of a significant wetland complex, which will be preserved as a natural
area as a result of this dedication.
The parkland in Hickory Shores will be combined with the wetland complex and small
neighborhood park in Maple Glen to the west, and the parkland in Heritage Landing to
the east to create a 29 acre park system with 1.5 miles of trail.
The plan also proposes a fishing pier on the south side of Crystal Lake, with access to the
trails along the lake. The pier will be located in the deepest area of Crystal Lake to
provide recreational fishing opportunities. The developer is proposing to provide the
money for the pier; the City will be responsible for the actual construction.
Sanitary Sewer/Water Mains/Storm Sewer: The Engineering Department has
reviewed the plans for these utilities. These comments are attached to this report.
Site Gradin2~ In the original plan, the developer proposed to grade the site for the roads
and utilities, and to custom grade the majority of the single family lots. This generally
means the lots will have minimum grading, and individual builders will be responsible
for grading each lot as home construction occurs. The developer provided a proposed
grading plan showing many of the lots with retaining walls measuring from 2' to 15' in
height. The Engineering Department was very concerned about whether this proposal
was realistic. The retaining walls would be very expensive for the individual builders to
construct. Elimination of the retaining walls would result in more grading and the
removal of additional trees.
The revised plan has eliminated the custom graded lots and the extensive retaining wall
system. By raising the road elevations, the developer is able to eliminate much of the
grading required by the original plan, thus preserving many trees. While some retaining
walls are still necessary, the height and the length are much more realistic.
Stormwater Runoff: The proposed design for stormwater management includes three
NURP ponds and an infiltration basin. The plan directs runoff to these structures, as well
as to the wetlands and lakes. The City Engineering Department and the Prior Lake
Spring Lake Watershed District are continuing to review these plans.
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A key change to this proposal is the elimination of a stormwater pond on the south side of
the site. The developer has worked with the property owner to the south (the Gold
property) to obtain an easement that will allow a portion of Hickory Shores to drain to a
pond on this property. This pond is part of a stormwater system that will also be used
when the Gold property is developed. This allows the Hickory Shores developer to
preserve additional trees.
Buildinl! Stvles: The plan proposes single family homes and townhomes. No specific
plans have been proposed for the single family houses, although the narrative states the
home prices will be in the $500,000 range.
The proposed townhomes are in 2- to 6-unit buildings. They are single story with
walkout or full basements, 2 car garages, decks and porches. The exterior materials are
vinyl siding with brick accents.
Setbacks: The required and proposed setbacks for this development are shown on the
following table:
I Townhouse Setbacks
I Front (private street)
I Front (from public street)
I Side (between buildin2s)
I Rear
I Lakeshore (OHW)
I Sin2le Family Setbacks
I Front (from public street)
I Side
I Rear
I Lakeshore (OHW)
I Bluff (top of bluft)
Required
25' from back of curb
25' from ROW line
20'
25'
150'
Proposed
25'
25'
20'
20'
150'
Required
25' from ROW line
10'
25'
150'
25'
Proposed
25'
10'
25'
150'
25' minimum
The setback from the top of bluff is maximized by the location of property lines and
placement of conservation easements.
Imoervious Surface: The maximum impervious surface allowed in the Shoreland
District is 30% of the lot area above the OHW. Impervious surface coverage is further
limited to 25% of each tier area in a Shoreland District PUD. The following table
identifies the proposed impervious surface for this development.
Tier
1
2
3
4
Overall
Permitted
25%
25%
25%
25%
30%
Proposed
24%
23%
14%
19%
22%
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Shoreland Open Space ReQuirements: The Shoreland ordinance requires at least 50%
of the total project area, or 39.98 acres, within this PUD be preserved as open space. The
proposal includes 40.07 acres of open space (50.09%). The wetlands, parks and common
open space encompass 33.73 acres of this site. The remaining 6.35 acres in located in the
conservation easement areas. The conservation easement area will be delineated by
fences and signage.
The Shoreland PUD ordinance also requires that 70% of the shore impact zone (50% of
the setback from the OHW) be preserved in its natural state. In this case, there is a
minimum 50' wide buffer located around Crystal Lake and Rice Lake. This area meets
this requirement.
Landscapin2: Landscaping will be required for each element of this development. The
minimum landscaping for the single family portion of the development is 2 trees per lot
frontage (4 trees per comer lot). The minimum landscaping for the townhouse portion of
the development is based on the perimeter of the site. The Zoning Ordinance requires at
least one tree for each 40' feet of the perimeter of the site, or in this case 82 trees.
Tree Replacement: There are many significant trees on this site. The tree inventory
identifies 34,536 significant caliper inches of trees on the site. The Zoning Ordinance
allows up to 25% of the total significant caliper inches to be removed for initial site
development, which includes road right-of-way, utilities and drainage areas. An
additional 25% of the significant caliper inches may be removed for house pads and
driveways. Any removal above these amounts requires tree replacement at a rate of Y2
caliper inch for each inch removed.
The plan has been revised to significantly reduce the tree removal. The following table
compares the original proposal with the current proposal:
Purpose
Ori2inal Plan
Percent Required
Replacement
13.9% 0
Current Plan
Percent Required
Replacement
10% 0
Initial Site
Development
House
PadslDri veways
48% 3,978.5 caliper
inches
(1,592 trees)
33% l,33l caliper
inches
(533 trees)
The developer must provide a tree mitigation plan for the replacement trees.
Traffic Imoact Reoort: A traffic impact report was submitted with this development
plan. The total daily trips generated from this development at build-out are estimated to
be 920. The adjacent road, TH 13, can accommodate these trips. The basic impact of
this development on TH 13 is a result of the turning movements into and out of the
development. As noted earlier, the plan redesigns the intersection of 170th Street and TH
13, and eliminates the Ida Circle intersection. The developer will be required to install
turning lanes.
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Market Study: Section 1106.703 requires an application for a PUD include a market
study prepared within 6 months prior to the application identifying the market area of the
project and the demand trends within this area. The developer submitted a study dated
February 17, 2006. This study notes there is a demand for the type of housing proposed
by this development.
Phasin~ The developer expects to complete this project in two phases, beginning in
2006. Construction will start on the north side of the site.
Fees and Assessment: This development will be subject to the standard development
fees.
DISCUSSION:
The issues pertaining to original proposal, and how these issues have been addressed, are
listed below.
1. Need for Additional Information: The developer has provided the information
needed to properly evaluate the proposal.
2. Engineering Issues: There are still several Engineering comments, as shown on the
attached memorandum dated March 9, 2006. The major issues in this memo have
been addressed by revised plans submitted after March 9th. Assistant City Engineer
Larry Poppler will be available to discuss any other engineering issues at the meeting.
3. Bluffs: The original plan proposed some grading within the bluff and the bluff impact
zone. This grading has been eliminated.
4. Tree Inventory/Tree Preservation: One of the goals of a PUD is to preserve and
enhance "desirable site characteristics and open space, and protection of sensitive
environmental features including, but not limited to, steep slopes, wetlands, and trees. "
This original proposal removed 48% of the significant caliper inches on the site for the
house pads. This amount has been significantly reduced (to 33%).
5. Market Study: The developer has submitted the required study.
Another issue discussed at the Planning Commission meeting on December 12, 2006, was
the area directly adjacent to the Heritage Landing develuplllent. The developer has shifted
the townhomes to the west to provide a larger buffer between the two develuplllents.
STAFF RECOMMENDATION:
The revised plans have addressed many of the outstanding issues. While there are still
revisions necessary, these can be handled at the final plat and final PUD stage.
If the Planning Commission finds the PUD and preliminary plat acceptable, the staff
would recommend the following conditions be attached:
1. The developer must obtain the required permits from any other state or local agency
prior to any work on the site.
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Page 7
2. Revise the plans to address all of the Engineering comments in the memorandum
from Assistant City Engineer Larry Poppler dated March 9, 2006. All grading,
hydrology and stormwater issues must be addressed prior to any grading on the site.
3. The easement for the stormwater pond on the Gold property to the south must be
executed and recorded prior to any grading on the site.
4. The developer must provide a copy of the conservation easements, along with
detailed specifications of how this area will be delineated on the site.
5. As part of the final PUD plan, provide a table which will enable staff to track the
impervious surface on the site. Overall impervious surface may not exceed the
percentages shown on the plans.
6. As part of the park development, the developer is responsible for grading, topsoil, turf
establishment and construction of the trails to the specifications provided by the City.
7. The developer must submit a cash contribution for the fishing pier as part of the
development contract.
8. Provide street names unique to the City street naming system for all streets.
9. The developer must submit a Letter of Credit in an amount equal to 125% of the cost
of the required replacement trees.
10. The developer must provide a phasing plan for this development.
ALTERNATIVES:
1. Recommend approval of the PUD Preliminary Plan and the Preliminary Plat subject
to the conditions identified by the Planning Commission.
2. Table this item to the April 10, 2006, Planning Commission meeting and provide the
developer with direction on the issues that have been discussed.
3. Recommend denial of the request.
RECOMMENDATION:
The Planning staff recommends Alternative #l.
ACTION REOUIRED:
A motion and second to recommend approval of the preliminary plat and the PUD plan
for Hickory Shores subject to the listed conditions.
EXHIBITS:
1.
2. Reduced Copy ofPUD and Preliminary Plat Plans
3. Developer's Narrative
4. Referral Comments
5. Minutes of December 12, 2005, Planning Commission Meeting
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Page 8
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Developers . Land Investment . Property Managers
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n MAR B 7006 ..JI
By
March 7, 2006
Ms. Danette Moore
Planning Coordinator
City of Prior Lake
16200 Eagle Creek Ave SE
Prior Lake, MN 55372-1787
Re: Hickory Shores Preliminary Plat/PUD
Dear Danette:
We are pleased to submit you comments on the recent revisions we have made to the
Hickory Shores Preliminary Plat/PUD. On February 21,2006, John Oliver and
Associates delivered to you revisions of the Preliminary Plat/PUD based on comments
from staff and the December 12,2005 Planning Commission meeting. We recently
submitted even more revisions based on comments received at the March 2nd, 2006 DRC
meeting. Below you will find some follow up narrative regarding the project and the
reVISiOns:
Trees Preservation
We have lowered the tree impact as follows
: Purpose Previous plan
1 Initial site development 13.9%
1-".
i House pads/driveways 48%
Required replacement 3978.5 caliper
inches
Current plan
10%
33%
l331 caliper
inches
difference
3%
15%
2647 caliper inches
We are investigating the opportunity to transplant some existing trees on site to use as
replacement trees. The feasibility of this depends on the ability to get the trees,
establishing a temporary nursery and replanting the trees after the project has been
constructed.
17271l<enyon Ave., Suite #103 · Lakeville, MN 55044 · Phone (952) 435-1010. FAX (952) 435-1020
Email -info@tdi-mn.com
www.tdi-mn.com
h 50AA ~
Jmost'2 <
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pads oflots 69 to 72, block 1. We have found this to be the most workable
solution
. Shifting the easterly line of towns homes to the west to allow for a tree line buffer
between Hickory Shores and Heritage Landing
. Providing a split rail fence/signage along the conservation easement to protect
existing trees from the home owners that back up to this area
. We are also adding additional park land by shorting up some of the lots so the lots
have less area; thus, adding more park land area. Weare proposing that these lots
have a minimum depth of 140 feet. With this, the open space is 50.44 percent.
. Additionally, all of the comments from Mr. Larry Popper's 11/22/05 memo
included in the planning report were addressed.
In Summary
We feel we have designed a high quality project that balances the development of the
property with the preservation of the natural features. Rich and diverse foliage of trees
will be generously planted throughout. Preservation of existing natural amenities found
on the site such as meadows, marshes, trees, mature vegetation and the two lakes will be
accomplished. This project will provide pedestrian and vehicular connectivity from the
Maple Glen Additions and Golden Pond developments to west and the rest of the City to
the east. The extension of the trail from Heritage Landing to the east along the lake will
provide and beautiful and valued trail connection for the City of Prior lake. The
dedicated green space, conservation easements and park land dedication among all of
these developments will create a natural park and trail setting large enough that the City
will name it, "Rice Lake Park System". This project will add another high quality and
durable neighborhood to the City of Prior Lake.
We look forward to working with the City of Prior Lake on the development of this
unique property. We believe this is an exceptional development that meets the City's
Preliminary Plat/PUD criteria.
Yours truly,
~ ~-->
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Todd Bodem
Proj ect Manager
Enc.
02008 JaM awr . ~ .he.
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OPEN SPACE
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LOCAn",
By
OUTLOT A 518.672
OUllOT B 12.4&4
CIU11.DT C i.782
oun.Dr 0 18.1110
I oun.Dr E 1578.407
I LOT 38. 81..1 231.870
I CONSERVATION ESWTS. 278.728
I TOTAL OPEN SPACE 1.746.851
I" OPEN PROWJED 5O.on:
(lOTAL PlAT AREA J,~m s.F.)
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1 OF
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e2006 John Oliver &- Associates, Inc
Civil Engineering
Land Surveying
Land Planning
HICKORY SHORES
Prior Lake, Minnesota
PRELIMINARY PLANS
FOR
GRADING, DRAINA GE, EROSION s~
CONTROL & UTILITIES ~l~~~~;;o~ 11
John Oliver &
By
Associates,
Inc.
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. lANOOT MONUMENT 7001 T
NORTHI'.f:ST SIDE STArr: TRUNK HWY /3
[L"" 975.60 (N(;',f) /929 ADJ.)
. SCOTT COUNTY MONUMENT "SILOH NORTH 1/4
CORNER SEe 16 T. 114. R. 22. SCOTT COUNTY
[LEV.-9J4.90
JI:EEI....IIEX steEl' ~
TITLE SHEET 1
S1OOl.4 WATER POLLUTION PLAN 2-3
EXISl1NG CONDIl1QNS a: REMOVALS 4-5
OVERALL CONSlRUCTION PLAN 6-7
PREUMINARY PLAT 8-14
SITE PLAN 15-16
PREUMINARY GRADING, DRAINAGE &:
EROSION CONTROL 17-21
PREUMINARY Ul1UTY 22-26
PREUMINARY LANDSCAPE. UGHl1NG
&: S1GNAGE 27-31
TREE INVENTORY PlAN 32-36
CIVIL DETAILS 37-41
41 TOTAl SHfF~
201 W. Travelers Trail, Suite 200, Burnsville, Minnesota 55337 (952) 894-3045 Fax (952)894-3049
Offices in: Elk River. Burnsville and Brooklyn Center. Minnesota R, EV I SED
World Wide Web: www.joliverassoc.com .
~~. OA TE REVISIONS
1 1202105 CITY ClJoIMENTS
J'I"7ii/08(':lTYl':~T<;
I 3 I '{"/08 BID SE.L2!-N FS;. Rl'),I(W't.$ ROCk EN11l
I 4 I 3/06/06 SUO LOTS 7_16. Bl 1'" I~. 1'IS4014 ...
I '5 13/17/06 3/!l/06 CrTv WEWO
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I hereby certify that this plan, specification. or I eport wos prepaemrErt H ell flA 'rilt~sion and that I am a duly licensed
Professionol Engineer under State of Mn. Statutes 326.02-326.lr n~j IIVllly"n ~ote xxlxx/xx Mn. Reg. No. ?"q4.?
John w. Desens
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HICKORY SHORES
PRIOR LAKE, MN,
FOR,
John Oliver & Associstes, Inc.
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lOt Ir. nww,.,.. ""'"' ~ 100
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(NZ)6I14-8lU6 ('U)8H-lJlHS
Ollf,en WI: 6U: 1Hwer. ~
tINC BrooIIIvn t'eftWr. .IRmt.Mo1o
I hereby urtity that thll Plans.
prepared by me Of under 8(;t
supervision and that I I
UcensedProf~ja runder
th. ~.~~\l-I" "'''''010,
5,.1"...- John W. 0..."1
.or::~RI!lO. I<kl~
~TE: 12/02/051 ~ DATE
DESIGN BY: JWD, I 17/0'./10"
DRAWN BY' JS"'/BRI< H= .'0<
. 3 2 015
CHECKED BY: JCB 41 . f)fl
DWG F1LE:16.(3SWPPP2 I!\ .3/i7/0Ill
.~ :~. 1643.11-1~ ~
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~ 2005 Jon" Q1'Vf!f &: "ss{)ciat~~ Inc
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CRYSTAL LAKE
TOP OF la ElEVATlCW 9"2,3
MARCH JRO, 2005
OHM _ 94J.J
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oun.oT 'C' AREA: 12.. Sq.Ft. o..a k.
(JUnDT D' AREA: ""7lI2 Sq.Ft. 0.22 k.
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41.0 X iO.S_ 3,710 so. n:
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GOPHER STATE ONE CALL
Twin Cities Area 651-454-0002
IrAN. Toll Free 1-800-252-1166
150'
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Beginning at a paint on the north ana SOuth quarter
line of said Section 10, distant 1287.80 feet soulh of
_ ~a~t~~~~te~~a~tro~O~~;e t~~r5~';d;:~;;: ':en minutes
\ CRYSTAL LAKE with soid north ond so,,!h quarter line for 2034.60
TOP OF ICE aEVAT10N 9<12.3 ~e;,~/:/:~;:e!':e~lla t~n~~: ;9;;9:;"'50 I~ '::'f:u7es]O,or
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SEE SHEET 8
SEE SHEET 8
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BJTtJl.tl/VOUS 7I?AIL
That port of Gavemmtmt Lot 5. Section 11, Townsflip
114. Range 22. Scott County, Minnesota. 11""9 weslerly
of the plot of HERITI>.G[ LANDING on file and of
'"cord In and for said county and state.
Goo.'ernment Lots .3, 4 olld 5, 01/ in Section 10,
To...nship 114, Range 22, Scott County, Minnesota,
exc..pt that portion of said Government Lot J, lying
northwesterly of a line 90 feet southeasterly of Gnd
pGroll~ to 0 line described os follows:
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Twin Cities Areo 651-454-0002
I.4N. Toll Free 1-800-252-1166
DEVElOPfENT J!UaJ/II.l.RY
1OTM. PLAnED Nf(A: ~4&lJ72:t Sq. Ft.
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OU1l.OT .. A<<A: 1204M Sq.Ft. 421 Aa.
OU1I.OT 'C' ARE:A: 1I.1lU Sq..Ft. D.22 Ac.
DU1I.OT 1)' ARE:A: 'I,*,O Sq.Ft. 0... Ac:.
QlJ1I.OT r ARIEio\: 117ll.407 Sq..Ft. 15..5J Ac.
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FRONT . REAR - 25 FEET
SIlES - 10 FEET
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Q.IRNT: R--L,t\ID (UR8Nl LOW./WEIllUW DENSITY)
R-1 (LOW IlENSllY RESIDEN1lAl)
PROPOSED: P1.O (PL.NfrEl LNT DE\€l.CfItENT)
TOTAL 0ISl1JRElEI) MfEA _ %46.28 ACRES
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PROPOSED IIPEft't1OUS AREA _ :1:14.25 ACRES
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MARCH JRD, 2005
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MARCH JRO, 2005
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GOPHER STATE ONE CALL
Twin Cities Area 651-454-0002
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I DEVl!!L.t:JI1f6NT AI..u.u:~y
7tJTALPl.A17EDARE:A: J:.-J72:tSq. Ft.
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NUIt/BEJI OF LOTS:
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OUnDT :A' AREA: MlI.U7 59Ft. 11.11 Ac.
OlJ1l.OT B'M!lDl: 1l4M S9$"t l12' Ac.
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mol f)art of Co-emment Lot 5 Sed,,,,, r1 To ","ship 114, Ran9" 22, Scotl County, Mir>n<!Sota. l;ing _sterry of Ihe plat of
HERITAGE LANDING on file and of re~ortJ " ana for sea counly ond stOte
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OU1LOT 'If' AREA: '2.fH S4.1l. /1.2:11I k.
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SIDES - 10 FUr
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CLIIflENT: R-LJ'Il (URBAN lOWt\lEDUl DENSITY)
R-1 (LOW DEHSlTY RESIEJEtrf1\AL)
~PtJO{Pl.NrINfDIHTDE\G..(J'IoIO/T)
TOTAL DlS1URIlED AREA .. :*:....2$ AalES
DIISlIrtClMfIER\4OOSNIIEA..:tUO~
PR<>>>OSm~AIlIEA_;t'~ACRES
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Go,....-nmeM Lots J, 4 o~rJ .5. c]/I i~ Se(;tio~ 10, To"~sfrlp 114, Ronge 22, Scali County- 1.1!"nesolo. ,ucepl mot porrion of
.oirJ(;o~mentLol J, IY"'9 ~orth"e'/erlyolo ,ine 90 feet .000Iheo.ttt"lyofondparoilel/a alil1edesc60eda. foJla...
Beqinnin9 01 a po;"f on tile nC>rth o~d soufh ~uort....- line of .oid Secli"" 10. di.tant 128780 'flet soull> of the norlh
Quorlercorn....-fllereof.-fhencerun"ortlleo.terlyatOflongleof,56d<:qree.48"',"utes.,ith.aidnorlh a"dsouth quarter
line fC>r2034.60 feet: thence "efleel to the eight on a Odegr~30m'nvt.. cur"" (dell., angle 8 degree. t5minule.; far
16.50.00 'eel OJ'ld ther.. f,mnmoli",): and .."e$1 I"a! pw/ion of sa(a Go~m_1 lal 5 '''01 I~s norl""<!isterly of., I,ne
75.00 feet '''''Ihfflsleny .,~d PQrolle/ fo 0 line <lescriOed os fQila....
8eg'''''i''9 at Q PQint 0" fhe norlh on<l saut" o<JQrter li"e of .oid Sectio<1 10. di.tont 1287_80 feet .outh Qf the narth
QWJrfffl;()m4r Iherof,- IheflCer<lflnorlheasler/yoran angle ofS6degr~s ~m'"ufes ....!h sold'norlh ondsouth qu<:lrfer
1,,,,,, for 2034-.60 feel; thence oeflect 10 fhe righl or> <I 0 de9""" 30 minulu cur"" (deno 0"91e 8 ""'greet; 15 minvtu) for
1650.00 ful. and Ih....-e I....-mlnoting
OUTLOT E
IN
FEET
Call 48 Hours before digging
~OPHER 5T ATE ONt CALI
Twin Cjti~s Area 651-454--0002
MN, Toll Free 1-800-252-1166
SEE SHEET 12
tef I, 81<x~ I. CRYSTAt ADDITIONS, Scott Coon/y, M'1n~esofo <laor<Jing to Ihe recorded pial tnereof
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SHEET NO. /
11 OF
/ 41
~ 2005 Jonn Ohver &: ,Ilssoc'otes inc
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RICE LAKE
rOP OF ICE !lEVA TJON 945.8
AlARaf JRO, 2005
OHM ~ 945.0
PER AlINNcsorA O.N.R.
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'--SHOI?EUN[;
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OUTLOT E
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DEVELOPtJ/ENT J:H ~~RY
roTAL I'LATml AREA: .l4AJ7Z:t $q. fl.
EX1S1INC RIQIT OF IMY ARCA
.'MN PRO.ECT BClt.Ml.4R'r.
I(TW<JNiI'A
II1IMPItOoECTBlXA'II1M'r.
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II'MN PRO.ECT BC:ItNMR'r.
OF 5.F. LO~
OF T.H. LO~
OF"''''
2.'7 Ac.
ODe.
,....
If. Co.
1.47~Ac.
1.75 t.h&/Ac.
11,$/11 Sq.Fl
_Sq.Ft.
12U1S5 Sq.FI.
Thot port of Go_nm<<>t Lot 5. Section /I. TO"""Ship rl4. R""9" 22.
Scott Coon/y. l.Iinnesoto. lyin9 ..-est..ny of th" plot of HERiTAGE
LANDiNG on file ond of '"cord irl ond for soid coonly ond stal"
QIfOSSDENSI""'" TOTAL W7S/TOTAL AOtEAGlE'
NET DOi9T'rl- rorAL IM1S / (7tlrAi. ACRE:"AGlE" - EJaS1W(; /10'"
AO'E:4<<"-IETLAliDACl9EAGC-I1I.J.I'F"A~
CO"l!mmMlt Lots J. 4 and 5.011 in Section 10. To..-nship 114. Ronge
22. Scott County. Minnesoto. ucept lho/portion ofsoidGo......--nment
Lol J. Irn9north",estfJf"lyofo lin" 90 fut soulh""shtrlyafond
porollel to a line descri~ttd 0$ follo",s
OO7Lor :4' AReA; M4127 S9Jl.
oun.or '8' AI'l!E:A: '2.4114 S9Jl.
OUn.or 'C' AREA: A7lU S9Jl.
OUn.or 'D' AREA: '''"0 Sq.fl.
oun.or 'E" AREA: ''''<<)7 S9Jl.
tIl.II.1*Gfft(WT~REAR~~~)
SlOES -10 FEET
'<lNNQ
Cl..lRflOIT: R-L/ICI (1.Jll8AN LOWjl.EDIlAl OEHSI1'Y)
R-1 (U)WDEMSllY RfSlDENlIAl.)
PROPOSEO:Pl..O(P\.AHNEDUNT~1)
WfAL DlS1IJf&D AREA _ =*:....28 AaES
EXISl1NG IIftIMOUS NtfA - :l1.80 AaES
PROPOSED IWPER'AOUS AREA _ ~l<Ul1 AafES
8"9iftning ot 0 point on the norih ond south quort,,' line of soid
S""tion 10. distOill 1287.80 fe,,1 soulh of Ih~ ilorlh quarrer com,.,-
rher"o,," Iheilc" run ilorlheosl8rly at Oil ""91e of 56 d~9'"~"'S 48
mirlut"'s ..ilh soid north end soulh quorter lin" for 20J",60 felll;
IhMce de~t>C1 to Ih" r;ght on 0 0 deg',,", 30 minul"$ cur"" (delto
ongle8 de9'"""'s 15miilul"s) for 1650.00 feet aild th",e t"rminoling;
ondel<C"pl thotportion of$Oid GovernmMltLot 5 thotliu
~:,;Ihd:~~~e;::d o:S of~~;":5,OO f"et soulheosll!lrly ond porollel 10 0
B~in"'n9 ot 0 poirlt "" the north ond south quorter I,ne of soid
StlC!ion 70. di$lont 128780 feet south of Ih" north quon,.,- comer
ther<J'-'thencerunnorth"0$/tlrIyolonon9Ieofj6degrees<f.8
minut"$ ..ilh $oidnorth ond south quarterl'ne for20J".60 f""li
thence defitN:t 10 th" right on 0 0 ""9'ee 30 minul"s cur"" (delto
an9Ie8d~'ees 15mirlule$) far 1650.00 f_t. and there r"'mlnoliilg
LOI I. BI~c* 1, CRYSTAL ADDITIONS, Scott COIJnty, Minnesolo
occo(dinglo the recorded plot rhereof
Call 48 Hours before digging
GOPHER STA TF ONE CALL
SEE SHEET 13
.' Iwin Cities Area 651-454-0002
~~"N. Tol[ Free 1-800-252-1166
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GOpr\(R SIAl N
1....10 Cities Area 65~_4-54-0002
~N, Toll Free 1_800-252-1\60
,~
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CALL
RICE LAKE
TCP oF IcE tLrVA nON 945.B
MARCH jRO. 2(jl)S
cwJK. .. 945.0
pER WNNESOTA D.H.R.
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Call 48 Hours before digging
yOPHFR STATE ONE CALI
Twin Cities Area 651-454-0002
MN. Toll Free 1-800-252-1166
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::/~~:;:;' LANDING 011 fiItf and of '"cord in Oflri fo.- soid cGunty
'~_lIEST we OF
GQV7WTJ.
ff7t/l! r "~
""..ommMrL<lls J, 4- a"d 5. alii" Secli<>rllO. r<l..."v,ip /14,
1<0fl9" 22. Scol! C<>unty. 1.I;""~soto, ,,~c~t mot portion of SOld
G<>.-nm....t (or J, iftl9 "....tn"'.~Ier1)' af olin" 90 fHI
mulll_r.,-(y af OflQ prvotl-' ta a fin" dfI~uibfl<i 0$ (oIl<1"'~
8~in"ifI9 at 0 point 011 In" "orth and so..lh qi>ort..- lin~ <If soid
Sflclian 10. <I;~I""r 1287,80 fHI .""tn <If tn~ "orin Quort~
Ccm6 fh;y.ol; /liMe" """ "ortll_t~y at Ofl ""91" af 56
iHgr_s #J m;nut~s "itn sa;" na.-tn ""<I .twl~ Quem. linll for-
2034.60 ,...,t; Ih""ce <k~tJCt ta Ihll "~M "" a 0 do~rff JO
minutu cur... (""Ho "";1'" 8 dfIgrHS 15 m"'ut~.) for )650.00
fHt 0I>(j tllflr~ t.mit7atlt7g; CN?Q ,,~I filet perl,,,,,, 01 ",,;a
Go...rnm""/ Lal:5 r~or ,~. "orI!J""",/erly af 0 I;"~ 75.00 ""'t
~(lUtll"<J.t~Y""<lporoll"too';"" ri..cr;o~o. folio...,
OUn.oT ".4' AREA: 5J'4&t7 s.rn.
OU1l.OT 'I" AREA: '2.4M Sq.Fl.
OU7LOT 'C' Mi!(A; e.7a Sq.Fl.
OVn.or b" AREA: "1,110 %Fl.
QJ7LOT 'E'.<<A: .75.4fJ7%Fl.
8lJI.D8<<;F1tQNT~ROR~is~
SlOES - 10 FEET
......
Ct.Re/7: R-4'IO (UIlISAN LOWt\4EDfUW oeN9'1'\1
"-1 (LOW DENSlTYRf5IDOf1IAL)
PROPOSED: PUD (A..ANNEO LNT ~
lOTALDfSll.RlIEl)/IRU._.w4.2fACllES
ElCIS1lMG~N1tEA-:l:1.aoAaES
PRClPOSEb IlIIPEIl\'IOU$ .uu. _ :l:14.2S AoC:RES
GlfO$S lJENS1T'r- roTAL LN1S / roTA&. AQi(A(;l'
NET ~ 1tlTAL IMTS / (lOTAL ACIWA/iE" - DJ$1M ROfIt
AalrAtilE'-IlETI.ANDACIIfCA/iE"-aJ.Jt:r~
SEE SHEET 13
BII9;"nin~ al D point on t,,~ "ortl> W>1J SOutl> won. /in. 01 S<mt
5<<:1;"" 10. <I~r"nt '287.80 ""'t .""tn af tn. nor-In Q~ort,.,.
~':;,,~7:,oZII~n:~; ::;t,,"o;:,~""::,:;:t Q~~/'(" ':~" f;: ;J:%"U
/Hr; th""ce defl<<r /" tn~ ';g;,r on 0 0 d~rfle 3D mi""le. c,"~
(riMra ""gi~ 8 <lfIgr"~ 15 mj,wtllS) for- 1650.00 ""'I. ""d lh8r1l
t~in"'li'''J
Lot 1. Block I, CR'rSTALADDinONS. Scolte""",,,.l.Ii,,,,,,,,ala
according ta l/lll ,~corl3&d p101 th~",,~
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SEE SHEET 13
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GOPHER STATE ONE CALL
Twin Cities Area 651-454-0002
MN. Toll Free 1-800-252-1166
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PROPERTYUNE
SElBACl< UN[
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~
PA'ffMENT ELEV. (B1lUWINOUS OR CONCRETE)
SHEET NO. /
15 or
/ 41
~
/a_907.1~
1WooflNlSHED GROUND AT TOP Of RETAINING WAlL
Bw-fNSHEO QlOUNO AT BOTTClW OF RETANN(; WALl..
@-HEJQtT OF WAU.
EDGE ~ llEltAND
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FIRE H'r'ORAHT wi
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FLARED END !X:CTION
./R'#'fi~
'M:ll.AHO REPl.ACEMENT
I.c "" C1 :J "' I
ROCK CONS1RUC1ION [NTRAHa:
TOPOGRAPHICAL
CONTOUR lINE
EDCE OF lREES
DlRECllON OF
ORAlNAGE/SLOP<
SILT FENCE
+
1'MN BLADE S1REET SIGN
TRAFFIC CONTROl.. SIGN
l"IP[ II BARRICADE
o _
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INLET PROTEClION
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30S 6: GREATER SLOPE caoTlONS
FIEI.D TOPOGRAPHY WAS SHOT ALONG lHE TOP OF
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~ ~~~~W':AL~~FR~I~~lHEN
!lc;Q J.' JCnII: SLOPES ... OROER TO DElJNEA l[ 1HE BLUFFS.
SEE SHEET 2 FM MlE.A OF BI..L.FFS.
UMITS OF CONSTRUCl1ON
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DAHLGREN
SHARDLOW
AND.UBAN
MEMORANDUM
Market Opinion of Housing on the Hickory Shores Site
Prior L.lke, Minnesota
TO: Todd Bodem
Tollefson Development, Inc.
FROM: Sam Newberg
DSU
INTRODL'CTION
This memorandum presents a market opinion for the development of single-family homes and
townhomes at Hickory Shores, which is located in Prior Lake, Minnesota. It is our opinion that
both uses, as proposed, could be successful on the site, given competitive pricing and an appropriate
marketing campaign. There is considerable momentum in the Prior Lake area for the construction
of housing, including both single-family homes and townhomes.
The City of Prior Lake requires a market study for all PUD applications, stipulating that is it
prepared within six months of the application, identifies the market area of the project and demand
trends within the market area. This memorandum represents a preliminary market opinion, and
does not represent a full market study. We do believe, however, that it addresses the requirements
of the City of Prior Lake.
BRIEF SrI'l~ ASSI~SSMENT
We visited the site and noted surrounding uses and the site's location within the area. The site is
located along the western shore of Crystal and Rice Lakes, south of Highway 13 and west of Panama
Avenue, along the southern edge of the city. Surrounding land uses include commercial and
residential development, as well as rural land that has yet to be developed.
The site is well suited for residential uses, primarily because of its waterfront location along Crystal
and Rice Lakes. A substantial number of homes at Hickory Shores will have views of the lakes, and
the planned trail along the waterfront will provide an attractive recreational amenity for the entire
development.
..
DSU Research
a division of Dahlgren, Shardlowand Uban
Market Opinion of Housing on the Hickory Shores Site, Prior Lake
Tollifson Development, Inc.
February 17, 2006
Page 2
MARKET ASSI~SS:\IENT OF HOUSING ST\ LES
This part of the memorandum discusses the market feasibility of single-family homes and
townhomes on the Hickory Shores site. As part of this analysis, we assess the market area, look at
select competitive projects in the area, and determine demand for housing types on the Hickory
Shores site based on the condition of the area market.
SINGLE-FAMILY HOMES
Several single-family development are currently marketing in the Prior Lake area. The units
marketing cover a range of styles and prices, ranging from $300,000 to nearly $1,000,000. We
believe that single-family homes will be successful on the site. The following selection of
comparable and competitive projects supports this finding.
Maple Glen - Another Tollefson Development project, located adjacent to the Hickory Shores
development, may be the best indication of the potential for the site. Two of the three additions at
Maple Glen are sold out. The first two additions consisted of 69 single-family homes priced from
$500,000 to $700,000. The third, 51-unit addition will begin marketing in 2006 for similar prices.
We believe the success of Maple Glen is an indication of the strong potential for single-family
homes on the Hickory Shores site.
Jeffers Waterfront - Wensmann Homes is currently marketing two single-family developments as
part of a large master-planned community called Jeffers Waterfront. The single-family home
portions are called The Ridge and The Enclave, and consist of 40 and 38 homes, respectively. The
Ridge is priced from $600,000 and up, while The Enclave is $350,000 to over $500,000.
The Enclave began marketing in June 2005, and over 20 units have sold to date. Sales have been
mostly to families, although some of the homes are ramblers, which are more suited to empty-nester
households. One family has moved in to their home, and several additional sales will close in March
2006. The sales agent indicated the market is healthy at this time, as Prior Lake generally provides
value over competitively sized product that is offered in areas such as Eden Prairie or the Lake
Minnetonka area, for example.
The Ridge features 40 single-family homes, of which 10 have sold so far. Pricing is between
$600,000 and $900,000. Buyers are a mix of younger families and empty nesters, and hail from the
immediate area, Bloomington/Eden Prairie and are seeking slightly better value, or are transferees
from other metro areas.
DSU Research
a division if Dahlgren, Shard/ow and Uban
.
Market Opinion of Housing on the Hickory Shores Site, Prior Lake
Tollefson Development, Inc.
February 17, 2006
Page 3
TOWNHOMES
One level townhomes, the majority of which will include walkout or lookout basements, are
proposed on the site. The following competitive projects provide insights into this market.
Heritage Landing - Rock Creek Homes is developing 33 townhomes on a site adjacent to Hickory
Shores. Sales have languished somewhat, as it was being marketed by Realtors unfamiliar with the
marketing of new construction townhomes. Only six units have sold in two years, but the new sales
staff expects sales to pick up during the Spring 2006 Parade of Homes.
Units are all one-story in design, with either walk-out or look-out finished basements. Pricing is
from $450,000 to $600,000. Buyers to date have been primarily from the area, having previously
owned a single-family home and seeking to avoid the upkeep involved with that type of housing.
We believe the proposed townhome pricing on the Hickory Shores site of $350,000 to $500,000
undercuts Heritage Landing somewhat, which is an advantage to Hickory Shores.
The Shore - Wensmann Homes is offering rambler townhomes at J effers Waterfront. A total of 50
walkout twinhomes are being marketed at The Shore, priced from $365,000 to over $500,000. A
model unit will open in early Spring 2006 as part of the Parade of Homes. Marketing began in
September 2005, and to date, fewer than five units have sold. The developer is not concerned about
this figure, and anticipates sales to pick up during the Parade.
The Shore is primarily being marketed to empty-nester and senior households, as the one-story
designs are attractive to households wishing to avoid climbing stairs. Buyers include those that own
a single-family home in the area and wish to downsize, as well as households seeking to move closer
to their children and grandchildren.
CONCLl'SIONS AND RLCO:\ll\lI~NDATIONS
Overall, market conditions for single-family homes and single level townhomes are good in Prior
Lake. The housing market overall is slower than what it was a couple years ago, and appreciation
rates are down somewhat, but according to developers and sales agents in the area, demand still
exists for the type of housing proposed for the site.
Assuming an appropriate marketing campaign on behalf of the developer and builders, we believe
the 84 single-family homes and 38 townhomes proposed on the site will be met with market
acceptance. Our review of several competitive properties in the Prior Lake area indicates ongoing
market momentum for housing similar to the housing that is proposed for the site.
We believe single-family homes priced from $500,000 to as high as $1 million is appropriate, as
much of the market momentum in the area is for housing at those price points. Buyers tend to be
families from the general southwest metro area, and perceive Prior Lake to be rich in amenities but
DSU Research
a division rifDahlgren, Shard/ow and Uban
I ' " '[ { ! I '.
'.' I " I' II ( ,
\ \ .1 ) 1 I I \".
Market Opinion of Housing on the Hickory Shores Site, Prior Lake
To/lifson Development, Inc.
February 17, 2006
Page 4
better value than new housing to the north of the Minnesota River, which tends to be more
expensive per square foot.
One-level townhomes, most of which are either walkouts or lookouts, are also appropriate for the
site. Other townhomes similar in style and pricing, $350,000 to $500,000, are being met with market
acceptance. Buyers tend to be from the immediate area, and are looking to downsize or relieve
themselves of yard work and maintenance of single-family homes. As well, many buyers have
children and grandchildren in the Prior Lake area, and are moving there to be near them.
DSU Research
a division rf Dahlgren, J hard/ow and U ban
.
~emorandum
DATE: March 9, 2006
TO: Jane Kansier, Planning Director
FROM: Larry Poppler, Assistant City Engineer
cc: Steve Albrecht, Public Works Director/City
Engineer
RE: Hickory Shores (City Project #05-212)
The Engineering Department reviewed the preliminary plat for the subject project with a
revision date of March 7, 2006 and we have the following comments:
General
1. The final plans should follow the requirements of the Public Works Design
Manual.
2. Permits from PLSL Watershed District, NPDES permit, Scott County, MN/DOT,
and a SWPPP must be obtained prior to grading.
3. Provide legend showing all line types, symbols, and hatch used on utility and
grading plan sheets. Line types used on plan sheets should correspond to line
types shown on legend.
4. Show easements for work outside of property limits. L/
Gradina Plan
1. Slopes of maintained areas must not be greater than 4: 1.
2. Show existing topographic features, existing utilities, and existing two foot
contours 200' beyond property boundary. Provide additional labels for existing
and proposed contours.
3. It appears that some lots do not have a backyard landing area. Please revise
grading to allow for a flat area.
4. Walls exceeding 4 feet in height shall be designed by an engineer, include a
fence, and must have a building permit. Provide fence between retaining walls
and trail. Walls proposed in public right-of-way must be approved by the City
and follow the requirements of the City's PWDM.
5. Show emergency overflow routes from all street low points and show elevation of
high point along emergency overflow route. All emergency overflow routes shall
be graded and the easement area sodded prior to building permit issuance.
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6. Trail locations need to be relocated where existing grades are too steep, too
close to building pads, and where the trail is located in the wetland or wetland
buffer areas. Trails should not be located on private property, otherwise provide
easements.
7. Grading in backyard areas must be sloped greater than 2% and drainage lengths
longer than 300' require a catch basin inlet. Swale behind Lots 46-50 Block 1 is
greater than 300', please revise.
8. Minimum basement elevation for pads adjacent to ponds and wetlands shall be
2' above the 100-year HWL elevation. The lowest opening shall be 2' above the
emergency overflow. Provide existing and proposed NWL, HWL, and OHWL for
all ponds, lakes, and wetlands to verify low floors meet the minimum
requirements.
9. Provide low floor elevations and existing topography information for homes on
Ida Circle. Verify proposed HWL of wetland adjacent to properties will be 2'
below low floor elevations.
10. Verify all proposed contours are properly converge into existing contours along
TH 13.
11. Provide additional buffer signage for all wetlands where the wetland crosses the
parcel line and in areas where identification of the wetland is needed. Buffer
strips shall be a minimum of 20 feet wide with an average width of 30 feet
measured from all delineated wetland edges.
12. The erosion control measures shall be installed and inspected prior to any site
grading. All trees to be saved must be protected by silt fence or construction
fencing around the drip line of the tree to protect the root system. This fencing
must be installed prior to any grading on the site. Provide emergency contact
person for erosion control on the project.
13. Revise storm sewer piping to eliminate crossing the property lines at the
intersections.
14. Show as much berming as possible in the open areas along TH 13.
15. Provide drainage and utility easements for backyard drainage swales.
Site Hvdroloav. Water Qualitv and Storm Sewer
1. It appears the wetland delineation did not include the portion of Ida Circle
relocation. There is most likely impact to this wetland. WCA process for impact
and mitigation must be followed. At the least, a no loss determination must be
provided from a wetland professional certifying no wetlands exist in this area.
2. Existing and proposed drainage maps label Basins 3-6 inconsistently. Please
resubmit with this discrepancy corrected. (Comment 8 in December review
memo)
3. Basin 3 (On Proposed model) is a wetland with a "High" functional classification
and is "Moderate" susceptibility for stormwater impacts. Due to increased
volume to this wetland and inevitable residential irrigation volume impacts on this
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landlocked wetland, an outlet must be provided for Basin 3(Proposed). Routing
of outlet to basin 5(Proposed) is possible.
4. A conservative estimation for time of concentration should be provided.
Maximum allowable sheet flow to determine time of concentration in model is
150'. 300' sheet flow used values used in model are unrealistic and skew the
hydrograph.
5. PR-16, the area tributary to pond 2, is incorrect and should be revised. Walker
calculation for pond 2 is incorrect.
6. Provide supporting documentation showing how impervious fraction was
calculated for each pond area. Driveways should be included in impervious
fraction.
7. Provide summary of Walker Volume required for that which is being treated
offsite in a pond on the adjacent property to the south. Preliminary plat should
not move forward until the offsite drainage pond has been preliminarily platted,
easement is acquired, or ponding in shown on the Hickory Shores preliminary
plat. After reviewing the latest Golden Pond submittal, it is unclear if it
accommodates the drainage from the Hickory Shores development.
8. Dikes used to create rate control ponds must at maximum use 4: 1 slopes and
measure 10' wide at top. The head difference between NWL of pond and
downstream land exceeds 3' on ponds 1 and 2. Please include contour
information on grading plan near pond 2 so pond grading can be accurately
reviewed.
9. Soil near pond 2 is listed as silt/sands and is expected to be moderately to highly
permeable. Design must address maintenance of pond water level. More detail
requested on note reading "berm around pond to be constructed of clay" Berm
area is all formed from cut, how will this be constructed? What kind of clay is
used? What is maximum permeability? Is entire pond lined? At what density will
clay be placed?
10. Pond 2 location backs up to two housing units and utilizes a retaining wall. No
usable backyard is shown on the grading plan for either lot. The retaining wall is
5' in height and requires an engineered design. Recommend that the
developers engineer consider stability of this slope, due to the new inundation of
the soils, steep slopes, soil types, house foundation loading, perched nature of
the pond, and other engineering consideration.
11. Contours around pond 1 are depicted incorrectly. Trail is under the NWL, 10'
aquatic bench is required as described in PWDM. Berm is still inadequate and is
required as described in previous memo.
12. Move Pond 1 and Pond 2 Outlet to avoid wetland and bluff.
13. Outlet at Basin 2 should be moved further from the inlet to avoid short circuiting
of the pond.
14. Both infiltration areas require additional design information. Both detail and
hatched area are vague. Some questions to think about: What elevation is
bottom of filter aggregate, what type of filter aggregate is to be used, at what
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elevation is draintile, at what elevation does draintile connect to outlet structure,
how is this connection made, what vegetation is proposed, how long is surface
inundated in typical storm, can vegetation survive the inundation period, what
kind of soils are typical in this area, what is assumed infiltration rate, will
groundwater mounding in infiltration cause problems for down gradient
basements (units 24-38), etc.
15. Proposed riprap at outlets should be placed outside the wetland areas.
16. The pond outlet structures proposed with baffle walls should be 72" structures
and the baffle wall should be constructed out of concrete. Label any orifice
diameters.
17. The design engineer is encouraged to call Prior Lake Water Resources
Engineer, Ross Bintner at 952-447-9831 with questions on any hydrological,
hydraulic, and SWPPP comments.
SWppp
1. Before a grading permit can be issued, a SWPPP must be submitted and
approved by the City. A SWPPP is a requirement of a construction site
NPDES permit required by the MPCA. A SWPPP can be multipart or a single
document and can be in either a stand alone form or included in the plan set.
The SWPPP submitted included pages 2,3,17-21. Comments on the review
follow:
2. Provisions of parts III and IV of the Construction Stormwater Permit and
SWPPP are lacking. The following comments represent only a portion of
requirements, please refer to the requirements of the permit for complete
details.
3. Haybale ditch checks and inlet protection is an ineffective BMP. Redesign.
4. Plan must denote temporary sediment basin locations & diversion berms. A
maximum of 10 acres may flow to an individual basin. Basin size shall meet
MPCA requirements of 3600cf per acre tributary, and flow requirement spelled
out in III.B. Provide detail for temporary basin and outlet device in plan and
narrative on proper operation.
5. Narrative must describe timing BMP elements and how they relate to different
phases in construction.
6. Narrative must describe method for limiting exposed soil during mass grading:
at a minimum, ponds should be rough graded and mulched and disked before
mass grading commences.
7. All disturbed drainage ditches either new or existing must be stabilized within
200 lineal feet within 24 hours of connection to surface waters (including catch
basins)
8. Temporary soil stockpiles must have effective erosion and sediment controls in
place as per the permit.
9. The SWPPP must include information on handling and storage methods of
hazardous materials onsite.
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10. Provisions and policy for transferring permit authority to individual builders shall
be detailed in the SWPPP.
11. Please take special note of the following provisions in the pemit: 1I1.A.3.a,
(Note that this is a requirement of a grading permit); 1I1.A.3.d; III.B; & III.C.2.
Utilitv Plan
1. Final utility plan will be reviewed upon submittal of plan and profile sheets with
final plat.
2. Provide minimum 10' separation between all utilities.
3. Sanitary sewer alignment on Ida Circle should follow the centerline of the
roadway as much as possible.
4. The maximum hydrant spacing for residential areas shall be 450', please provide
additional hydrants to satisfy this requirement.
5. Deep sanitary sewer should be avoided. It appears that all but 6 lots in the
development can be served to the north with sanitary sewer no deeper than 25
feet. Please revise the sanitary sewer to flow to the north other than the 6
southernmost lots.
6. Provide 20' minimum drainage and utility easement for watermain, sanitary
sewer, and storm pipes running along lot lines (ex. FES401 to FES401A).
Easements must also be provided for wetland buffers, pond accesses, pond
HWLs , and outlet structures. Numerous easements seem to cross building
pads, please revise.
7. Sanitary sewer and watermain running between Lot 6 & 7 Blk 1 are shown only
5' from building pad, please revise.
8. Storm sewer located to the north of Turner Road at the new CSAH 12
intersection should be revised (seems revisions were incomplete).
9. Show watermain on Rice Lake Circle as 6" DIP.
Streets
1. Turner Road shall have a 9 ton design and meet MNDOT 30 MPH design.
Provide pavement analysis and typical sections for all roadways.
2. Show existing TH 13 and Village Lake Drive features (utilities, curbs, striping,
turn lanes, medians, etc.). Provide additional existing information to the east for
TH 13 and Village Lake Drive and to the west along the proposed Ida Circle.
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Planning Commission Meeting
December 12, 2005
Hughes said he appreciated the comments and repeated the Commissioner's concerns
with the bluff impact. They would like to present a new proposal for the next meeting
and move this process along.
Stamson pointed out the Commissioners were willing to look at mitigation with strong
engineering support. Commissioners agreed to look at the proposal again with less
impact.
Sven Gustafson with Stonewood Design, questioned what the Commissioners are looking
for in the engineering report. Matzke responded by reading the ordinance requirements.
Stamson also stated the Commissioners would like to see what changes to the proposal
would impact the bluff.
Gustafson said his perception would be to see the house move closer to the street-side
setback rather than the bluff. Stamson said it would depend on the design and the report.
It would not be uncommon to give a few feet to make something work. It always
depends on the difficulties and design. You can't move it 20 feet into the front yard.
Gustafson responded they would rather see only one variance.
Stamson reiterated the importance of moving back from the lake.
Billington noted the DNR statutes are on the website and suggested working with staff on
the regulations.
MOTION BY PEREZ, SECOND BY LEMKE, RECOMMENDING TABLING THE
DISCUSSION TO THE NEXT PLANNING COMMISSION MEETING ON JANUARY
9, 2005.
Vote taken indicated ayes by all. MOTION CARRIED.
B. #EP05-213 & 213 Giles Properties, Inc., have submitted a preliminary plat
and planned unit development application for a development to be known as
Hickory Shores. The development proposes 80 single family homes and 38
townhomes. This is formally the Clarence O'Brien property located south of MN
TH 13, west of CSAH 23, east of Sunray Boulevard, and north of Rice Lake.
Planning Director Jane Kansier presented the planning report dated December 12,2005,
on file in the office of the City Planning Department.
Giles Properties, Inc., and Lucille Kocina, representative of the Clarence O'Brien Estate,
have applied for approval of a development to be known as Hickory Shores on the
property located at on the south side of TH 13 and north and west of Crystal Lake and
Rice Lake. The application includes the following requests:
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5
Planning Commission Meeting
December 12, 2005
. Approve a Planned Unit Development Preliminary Plan;
. Approve a Preliminary Plat.
The proposal calls for a residential development consisting of 80 single family homes and
38 townhouses, along with parks and trail on a total of 80 acres.
There are several issues pertaining to this proposal. Some of these issues will affect its
overall design. Others are issues that must be addressed prior to preliminary plat
approval. These include the following:
1. Need for Additional Information: The proposal lacks information necessary to
determine whether or not this development is consistent with the Zoning Ordinance
criteria. This information includes:
a. Shoreland Tier Information, including the total area within each tier (less any
wetlands or bluffs) and the proposed impervious surface within each tier.
b. Open space calculations
c. Site plan indicating typical setbacks. Along bluff areas, the site plan should
indicate the required bluff setback.
2. Engineering Issues: A memorandum dated November 22,2005 by Assistant City
Engineer Larry Poppler outlines many of the Engineering issues. The Engineering
Department is particularly concerned about the proposed grading and retaining walls
on the custom grade lots.
3. Bluffs: The plan proposes some grading within the bluff and the bluff impact zone.
In order to be consistent with the goal of preserving the natural resources and
amenities on this site, the bluff area should remain undisturbed. Any trails along this
area should be located at the top of the bluff.
4. Tree Inventory/Tree Preservation: One of the goals of a PUD is to preserve and
enhance "desirable site characteristics and open space, and protection of sensitive
environmental features including, but not limited to, steep slopes, wetlands, and
trees." This proposal removes 48% of the significant caliper inches on the site for the
house pads. The staff feels this should be reviewed to determine if there is a way to
preserve more trees.
5. Market Study: The developer has not submitted the required market study.
The plan as proposed cannot proceed at this time. The proposal is missing information
needed to evaluate the impact of the development and the consistency with the Zoning
Ordinance. Furthermore, staff has concerned about some of the design features and the
proposed grading on the site. For this reason, the staff recommended the proposal be
continued until the Planning Commission meeting on January 9,2006.
Billington asked if there were any comments from the DNR. Kansier responded the
DNR felt the wetlands were going to be undisturbed. Comments on the bluff were
primarily keeping them undisturbed, meeting the minimum setback criteria.
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6
Planning Commission Meeting
December 12, 2005
Stamson questioned the 48% tree replacement. Since we don't know the grading because
they are custom built homes, is it assumed the developer will take out every tree in a
proposed pad? How is it calculated? Kansier explained staff's concern with the grading
and tree removal.
Lemke asked how long the cul-de-sacs would be. Kansier said the longest is 900 feet and
explained some of the right-of-ways. Lemke said he wouldn't mind seeing some kind of
comments from the police and fire chiefs.
Comments from the public:
John Anderson representing Giles Properties, said they met with staff on Friday morning
and went over staff's concerns. They have looked over many of the items since that time
and feel they can meet the requirements. A revised plan will be submitted to the City
Staff to address those concerns. They would like to put in the trails and connect adjoining
trails. Densities have now been calculated. Anderson briefly explained some of the
engineering issues. The initial tree preservation plan will be revised. After looking at the
grading they have decided to lower the road reducing the retaining walls heights and
swales. This will also preserve more trees. Anderson also said the tree preservation
revisions would bring the percentages down under 30%. The impervious surface
calculations are being re-calculated and will be submitted. The market study will also be
submitted. The townhouses will be similar to the neighboring Heritage Landing
development.
Anderson said there is potential to work with the adjoining "Gold" property in
developing additional ponding. It would save more trees. It would be off site and they
are pursing the issues.
Overall, Anderson felt all the engineering and the Watershed concerns will be addressed.
There were some errors in the original plan with the open space calculations (townhouse
open areas, a few outlots and wetlands) however they are looking over the numbers and
should be meet the recommendations.
Billington asked if there were any particular challenging engineering concerns. Anderson
said the tiering density calculations were different. He could not understand why some of
the calculations on the non-riparian lots were required to be 40,000 square foot lots in
Tier 1. It could be a potential road block. Until he sees the final calculations on
impervious surface and tree removal/open space calculations, it could be a block.
Anderson felt the PUD requirements were met by the open space and high amenity lots.
Billington noted in a macro sense, it is a very attractive project. As the saying goes "The
devil is in the details. " You will find staff willing to work with you in a positive way in
those areas.
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Planning Commission Meeting
December 12, 2005
Perez asked Anderson if they had a meeting with the neighbors. Anderson responded
they did about 3 months ago with about 25 to 30 people attending. The concept is about
the same with the same concerns of density, road connection and tree preservation.
Lemke asked Anderson if he thought they would have the water ponding would be
worked out by the next meeting. Anderson said they are working on it with the
neighboring developer.
Poppler noted he spoke with the developer and they could possibly have the information
by next week.
Stamson asked staff to respond to the tiering requirements. Kansier explained the tiering
levels. Staff looks at all of the issues and it's hard to evaluate without all the information.
A PUD allows the City Council to make any modifications based on what benefits are
given to the City.
Anderson said he is confused with the Shoreland Ordinance indicating lots not tiers.
Kansier responded the objective of the tiering is to provide an overall density. You may
have multiple layers of lots but the idea is still to have a density maximum. Tier one is
based on a 40,000 square foot lots. If it was a conventional development, non-riparian
lots are 20,000. Kansier went on to explain the strip of dedicated land to the public and
call the lots "non-riparian" so they would only have to meet the 20,000 square feet. The
width is 100 feet for a non-riparian lot. Staff looks at this as a whole project with all of
the elements and need all the information to really evaluate how it fits in to the criteria.
Anderson restated the PUD density concerns and asked for clarification. Stamson
responded the Commissioners will comment after the public hearing.
Leonard Pawlak, 17178 Ida Circle said he would be in favor of Ida Circle being turned
into Turner Road. Pawlak noted the access and traffic. His concern is what is going to
happen with the County Market commercial property and the impact to the residents.
Jim Leslie, 4045 Heritage Lane, said the reason he bought his townhome was based on
the trees and shoreline. It is a horror to think 25% of the trees can be removed. Suddenly
many trees are gone. He understands it can be a nice development but felt it would be
wrong to remove so many trees that cannot be replaced. His major concern is the
shoreline and the trees.
There were no more comments and the public hearing was closed at 7:48 p.m.
Comments from the Commissioners:
Ringstad:
. Looks like a great piece of property, with challenges. Mr. Leslie noted the
importance of trees and the amount of trees that may have to come down to make
this move forward.
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Planning Commission Meeting
December 12, 2005
. One thing I am going to be looking to see and evaluate with respect to everything
globally are the clear benefits to the City by allowing this PUD request to go
forward. With any PUD there is some give and take. I want to see the benefits
with respect to extra trees (not taken down). Jeffers Pond has a 50 foot buffer
around the lake.
. What is the benefit to the City by allowing a PUD?
. With the benefits spelled out and the concerns addressed tonight and going
forward is what I am going to look for in January.
. Cross the t's and dot the i's. It didn't happen tonight. Look forward to a new
presentation.
Billington:
. This is an excellent project in the macro sense. Obviously there are engineering
issues that must be addressed.
. What's in it for the City of Prior Lake (aesthetically) with the PUD? I think the
issues can be overcome.
. The applicant has some work to do. I am generally supportive of it and am
inclined to speak favorably of it.
Lemke:
. It has the potential to be a great project especially with the low density. The trails
and open spaces are a clear benefit.
. Initially when I saw the 48% tree removal, it took my breath away. I feel better
with the lower 25% tree density - is an improvement over the 48%.
. Hopefully through the PUD process we can save significant stands of trees.
. If there is enough of a trade-off, I am open to modifying it.
. Stamson explained some of the tiering open space.
. If there is additional open space in another tier and exceeds the requirement, then
there is a potential trade. At least from my viewpoint.
Perez:
. Comments similar to Lemke with the trees and trails. See some value to the
dedicated land and trails, park and fishing pier. It's nice to connect to the
neighboring trails.
. There has to be some give and take with a PUD.
. As far as the tree preservation, again agree with Commissioner Lemke, I am not
comfortable with 48% tree removal. I'll be watching for that.
. Agree this could be a very good project. Some things need to be worked out.
Hopefully, the applicant has enough direction.
Stamson:
. Overall it's a nice development.
. Totally agree with the 48% tree removal impact as well as the 40,000 versus the
20,000 square foot lots. Lemke pointed out it makes sense to make the trade off.
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Planning Commission Meeting
December 12, 2005
. There is a lot of public amenities but it has to be a clear amenity. A little extra
space here and there does not make up for the 40,000 square feet. There is some
credit for density on the riparian lots. Show some other areas that make a lot of
sense. It may not be in that tier.
. Need to see the impacts. There has to be some flexibility, we're not ready to give
away the farm.
. Work out the engineering, density issues and the tree issues and I'll be all for it.
Anderson said he understands and knows where the Commissioners are coming from.
MOTION BY BILLINGTON, SECOND BY PEREZ, TO CONTINUE THE PUBLIC
HEARING TO JANUARY 9,2006.
Vote taken indicated ayes by all. MOTION CARRIED.
6.
Old Business:
None
7.
New Business:
None
8. Announcements and Correspondence:
. The December 2ih meeting is cancelled.
. February 6 will be the joint City Council/Planning Commissioner workshop.
9. Adjournment:
The meeting adjourned at 7:58 p.m.
Connie Carlson
Recording Secretary
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